Model valuation£417,0008 Busby Close
Local market context
Beccles Lodge, Henham, Beccles, NR34 8AN
1 planning record
Property type
Detached
Habitable rooms
3
From EPC
Floor area
61 m²
657 sq ft
Energy rating
F
Score 27
Tenure
Owner Occupied
About Beccles Lodge
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beccles Lodge is a detached house in Henham, Beccles, Beccles (NR34 8AN). It has a recorded floor area of 61 m² (around 657 sq ft) and construction records dating it to before 1900. The latest certificate (May 2015) shows an F (score 27), near the bottom of the EPC scale. The recommended improvements would lift it to A (score 110), a 5-band jump. Main heating runs on oil. The latest certificate is from May 2015, so improvements made since then won't be reflected.
Held since June 1995 — that's 31 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 61 m² it sits well below the postcode median (180 m² across 6 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £269,000 sits 472.3% above the 1995 sale of £47,000. One historical planning record sits against the property in 2015.
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Everything you need to know about Beccles Lodge
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Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Beccles Lodge sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 May 2025
Current Certificate
May 2015EPC Rating
A
B
C
D
E
F
F27
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
6.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 16 May 2025
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached BungalowEPC FPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Planning history
Applications and permits filed against Beccles Lodge, Henham, Beccles, NR34 8AN, sourced from the PlanIt planning register.
1 application on record at Beccles Lodge, Henham, Beccles, NR34 8AN
1decisions5documents
Flagged:Retrospective
- Jul 2015AmendmentOutcome in report
Certificate of Lawful Use - Continued Use as a residential garden
Retrospective- Documents
- 5 docs on file
- Reference
- DC/15/1821/CLE
Unlock Beccles Lodge, Henham, Beccles, NR34 8AN's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Beccles Lodge's modelled value sits at over four times its earliest registered sale price (1995).
Current estimate
See how we calculated this£269,000
Modelled from EPC, postcode comparables.
Last sold (1995)
£47,000
Recorded with HM Land Registry.
Sales timeline
18 June 1995Most recent
£47,000
Median price across the last 1 sales in NR34 8AN: £58,000 (1996–1996).
Nearby sales in NR34 8AN
Versus the street
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Beccles Lodge lags the street by a wide margin.
EPC Rating
27 (F)
Street avg 62 (D)
Floor Area
61 m²
Street avg 295 m²
CO₂ Emissions
6.8 t/year
Street avg 7.0 t/year
Habitable Rooms
3 rooms
Street avg 5 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£269k
1 Grays Cottages, Southwold Road, Brampton
NR34 8DR
3 bed1 bath
£270k
1 Big Common, Great Common Road, Ilketshall St Andrew
NR34 8JB
2 bed1 bath
£267k
1 Church Close, Wangford
NR34 8RQ
3 bed1 bath
£278k
1 Hall Farm Cottages, Stoven
NR34 8ET
£278k
1 Hill Cottages, Shipmeadow
NR34 8HJ
2 bed1 bath
£257k
1 High Street, Wangford
NR34 8RL
3 bed
£285k
1 Hill Cottages, London Road, Shadingfield
NR34 8DF
4 bed
£253k
1 Bridge Cottages, Barsham Hill, Barsham
NR34 8HQ
2 bed1 bath
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Beccles district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
87/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Latitude Festival — bus stop.
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around NR34 8AN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
43.8dB
Night-time· 23:00 – 07:00
37.5dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Beccles Lodge, Henham, Beccles, NR34 8AN. Each answer is also embedded as structured data for search engines.